A local property in Riverdale Park is slated to bring an array of prominent retail for a multi-use development, including a Whole Foods market, but some intricate concerns may stagger its plans.
“We’re the perfect audience for Whole Foods,” Mayor John Tabori of University Park said, in regards to the business’ customer base. “But not if it's not convenient and difficult to walk there, and if the construction and development are disruptive.”
Three years ago, the 38.5-acre area of land off Route 1 owned by the Cafritz family was tapped for development purposes, expected to turn into a multi-use property. The plans had since stagnated as speculation surrounded whether the plans were legit, until the owners sat down with county officials on May 12 to present plans for Whole Foods and the rest of their available retail space, although it's currently only zoned for single-family homes.
Riverdale Park Councilwoman Alice Ewen (Ward 1) is excited about the ambitious plans that are being offered and particularly excited about Whole Foods coming to Riverdale Park and Prince George’s County.
Ewen said the area would greatly benefit from having a variety of housing — like condominiums, townhouses and upscale apartments — and new retailers.
However, she’s glad to hear that all parties involved are coming together to find solutions.
“We’d been talking to them and they showed us that Whole Foods was real,” said Brad Frome, Deputy Chief of Staff for Prince George's County Executive Rushern Baker. “They wanted to show folks that this was reality and that we want to be apart of this project.”
Frome sat in the meeting with County Executive Rushern Baker, and asserted that while they weren’t in favor of the whole project yet, since it hasn’t presented itself in full, they do support the idea of bringing the market to Riverdale Park. It would be the first in Prince George's County.
That, and the bulk of retail that Cafritz’ development will bring, is a great amenity to residents, Frome said. Plenty of residents shop at Whole Foods but leave the county to do so; bringing the store to Riverdale Park will help residents benefit from the tax revenue it will generate.
Despite its benefits, it’s the first round of planning for the development, and the overwhelming challenges of the location will make it difficult to get full support from all parties involved.
“I think there are challenges with the overall development,” said Councilman Eric Olson. “They’re proposing a large scale development. When you put a large scale development on the corridor, you have to be aware of the transportation challenges.”
According to Olson, there is limited infrastructure in the area. A heavy retail strip will only further congest the Route 1, which is already experiencing backups and is at full capacity.
“We want a more walkable, bike-able and pedestrian-oriented community environment,” Ewen said. “At the same time I think there’s room for development in the area.”
A traffic study was presented at the meeting to dive into the issues, but no solutions were presented. The study also only covered two separate rush hours and would need additional analysis, said Tabori.
“You have to look at particular spots,” he said. “You have to look at things from every angle. There are other points in the day when queuing might occur that will disrupt the town.”
Tabori suggested that an independent study be constructed by someone with an “unbiased point of view and expert credentials.” Cafritz’ engineers were talented, he said, but there could be subtle bias if they’re looking out for their client’s best interest, and if their interests don’t coincides with the regions.
"We have to realize that Route 1 is a corridor in a metropolitan area," Ewen said. "Traffic is going to be an issue."
In addition to the traffic concerns the development raises, the roughly 100,000 square footage of retail space that will be left over after Whole Foods could cause problems if it isn’t fully developed. The nearby available spaces at Prince George’s Plaza are difficult to upkeep and lease as the project is still trying to garner retail attention. Adding another development space on top of that poses a major risk if it does poorly, as well.
Next on the town’s agenda is to get an engineering report done to look at managing the storm water drains, as a stream flows directly under Route 1. But elected officials agree that they want to see the Cafritz’ property do well – the plans just need to be scrutinized a bit more to ensure its success.
“We’re not opposed to reasonable development,” Tabori said. “What concerns us is just the impact and the exact formation of it.”
She said it’s up to representatives however to protect water quality and for developers to minimize their storm water impact, however a she thinks a retailer like Whole Foods will be as green as possible.
Owners for the Cafritz Property were not available for comment in time for this piece.
Sonia Dasgupta contributed to this report.
Update: Links related items on Rethink College Park, Route 1 Growth Blog, Riverdale Wiki and Cafritz Property.
All that said, we can still become a place that has attractive affordable housing, shopping, restaurants, culture, parks and green spaces where people get can get around without a car (or at least not one car per sentient being). The possibilities are there. I understand the desire not to become a sterile, anonymous, Generica suburb. However, nail shops, dollar stores, pawn shops and check cashing establishments are not much of an alternative. Hip, interesting businesses and the people who run (and patronize) them are not going to magically appear without some sort of incentives. One thing that cold happen if the Cafritz development is successful is some decent stores in the Town Center area of Riverdale. Nothing seems to have workled thus far.
You make some good points. Thank you!
The price points weren't too high either. I usually eat at expensive restuarants when I dine out and to me Carolina Kitchen is way overpriced. You can't leave without spending over $60. Yet, they thrive. Or so it seems as though they are doing well. I see your point about building more than the market demands which is why East Campus and The Enclave are being built in phases. Usually retail comes first until there is demand for residences. Needless to with the D.C. area economy doing better than others, more people are moving to the area. Especially because of BRAC. They will need somehwere to live. I think that's what developers are banking on.
UTC struggles from bad management and bad timing. You can't compare the two. UTC will be the poster child of how not to manage a smart growth TOD property.
Whole Foods is a game changer much like Wegmans. It's a destination. Which is why my wife and I drive past about 4 grocery stores to the one in Silver Spring. You have to admit, Whole Foods is an awesome place. Their produce selection is top notch. Their hot food bar is awesome. They have a mini cafe inside with a server. Their vitamin and holistic medicine section is by far the best I've seen. They have a huge selection of cheeses which my wife loves. No other grocer can compare. That's why people are willing to drive so far. When you have that "pull" it draws people to the development that otherwise would not have come. It's unfortunate that Whole Foods was not considered or did not consider UTC. I can almost guarantee that UTC would be a different story. We need offices. Offices bring people. People bring money. Offices also draw people who want to live closer to where they work. Then they will shop where they live and work.
I am also wondering why the UTC fountain is not operating. It was almost 100 degrees earlier this week. I thought that maybe they were waiting until Memorial Day to officially kick off summer, but that theory went out the window this week. The fountain is supposed to be both a community amenity AND a draw for business. When not turned on, the fountain serves as neither. Is UTC crediting back some rent to its tenants due to their inability to activate this key amenity, one that was so popular in 2008 and 2009?